Overview
The final walkthrough is the meeting where a new tenant inspects a Miami condo before move-in, pays their first month's rent, last month's rent, and security deposit, and receives the keys. It can only happen once the condo association has approved the tenant, which can take up to four weeks, so the walkthrough date needs to track that approval rather than an assumed lease start date. Here's what landlords should expect before, during, and after this meeting.
What Is a Rental Walkthrough?
A rental walkthrough happens when a tenant is about to move into a new property, typically on the lease start date. The tenant meets with their agent and the landlord's agent to inspect the property and confirm it's in good, move-in-ready condition. It's also when the tenant can raise questions or concerns, and when the agent or property manager shares practical details like how to pay rent and submit maintenance requests.
Who Attends?
- The tenant: Usually present to inspect the property and confirm it meets expectations.
- The tenant's agent: If the tenant worked with an agent, they typically attend to support the process.
- The landlord's agent: Represents the owner's interests, often in place of the owner themselves.
- Friends or family: Some tenants bring someone along for a second opinion or company.
The condo owner isn't required to attend; the landlord's agent can handle the walkthrough on their behalf, though the owner is welcome to participate if they'd like.
When Does It Happen?
The walkthrough typically happens on the lease start date. Tenants sometimes ask to do it a day or two early, which can be convenient but carries a real risk: giving a tenant access before the lease begins opens the door to disputes over pre-existing damage. If you agree to early access, update the lease dates to reflect it rather than leaving the original start date unchanged.
The walkthrough can only happen once the condo association has approved the tenant, which can take up to four weeks. If approval lands after the original lease start date, the lease dates need to shift to match.
What to Do Before the Walkthrough
Make sure the condo is in the same condition it was in when the tenant toured it. Complete any promised repairs or renovations beforehand, and have the unit professionally deep-cleaned. Keep utilities on through the walkthrough so the tenant can test appliances and anything requiring power, and to prevent mold or odors from developing while the A/C isn't running — schedule the account transfer for the day after the lease starts rather than cutting it off early.
Other things to handle beforehand:
- Sign a funds disbursement form if the deposit is held in escrow.
- Set a utility transfer date with your provider (for example, FPL) for the day after lease start.
- Confirm the unit is genuinely move-in ready, not just close.
- Have the property professionally cleaned.
What Happens During the Walkthrough
Your agent meets with the tenant and their agent, inspects the condo, and notes any issues that need addressing or documenting. The tenant then provides the first month's rent, last month's rent, and security deposit to your agent, whose brokerage typically deducts commission from the first month's rent (split with the cooperating broker if the tenant had their own agent).
Before the walkthrough, tell your agent how you want rent paid going forward and how maintenance requests should be handled — accepting digital rent payments and providing a tenant welcome letter both make for a smoother onboarding.
What typically happens at the walkthrough:
- Your agent collects the move-in funds
- The tenant receives keys
- A move-in checklist may be completed and signed
- Photos or video are taken to document the property's condition
At this point, unless the agent also serves as your property manager, their involvement typically ends. Going forward, communication runs directly between landlord and tenant, or through your property manager if you have one.
What Happens After the Walkthrough
Both sides should leave the walkthrough with a clear understanding of expectations. The tenant has paid rent and the deposit and received the keys, and should keep photos or notes of the property's condition as they settle in — issues often surface after move-in rather than during the walkthrough itself. If something comes up during the tenancy, prompt communication between landlord and tenant is what keeps small issues from becoming disputes.
